building control certificates for extension done in 2002

[gg12346]

Hello all

We had put offer in a property who has done side extension and basically removed a wall as well .All this they have done but while we asked for building control certificates they said its not needed looking back the extension has been done years back .Our solicitor said that I should get indeminit insurance for the same .But Should we have problem in selling it later looking to theb fact that we dont have these certificates .Please guide

Completion Certificates were definitely being issued in 2002 I used to work in Building Control
Go back to the sellers solicitor and insist they provide a copy.

If they don't have it, it won't be as simple as just giving you a copy. The extension is 20 years old so I'd have thought an indemnity is fine, especially if your solicitor says so. Assuming survey went fine it wouldn't put me off as a purchaser.

He has t got the certificates and we are in dilemma with the proceed of sale .he basically did a side extension removed a load bearing wall and didnt got the completion certficate

A surveyor should be able to assess whether the extension is sound. Council won't enforce after all this time so an indemnity is not useful.

I’d check the old planning permission on the council website and see was permission granted.
And if he can’t provide certificates, I’d ask for a structural engineers report.
Tbh, the seller removing a load bearing wall with out being able prove it was done properly would have me really nervous

I had to provide one to my buyer for an extension done years before I bought the house. I called the council and they provided it for free by email.
However, the buyer's solicitors wouldn't accept it as the title of the project didn't specifically say 'side extension' and we had to purchase an indemnity policy (which probably isn't worth the paper it's written on).

Agreed, ask for a structural engineer report if they have removed a load bering wall. And they need to pay the indemnity, not you (we have just done this for a house sale). No decent solicitor will advise you to buy without indemnity in place. (Anyone they try to sell to will face the same issue. )

The beam is not be seen .the report comes there are no signs of instability but no evidence can be provided if unless destruction is done .What should I do ?

I'd say...don't worry and buy the house...you have a report saying there's no signs of instability. Otherwise, if flustered about this, you might want to give up on buying anything but a newbuild...as many houses that have been altered will have exactly the same problem!

However, if you are taking a mortgage, you will need the indemnity (they are cheap - a couple of hundred). If you aren't getting a mortgage, I wouldn't bother, indemnities only cover you for legal costs if the council enforces....which there is literally zero risk of after almost 20 years.

Whatever you do, do NOT speak to the council about it, otherwise it will invalidate any indemnity policy, which may limit ability to satisfy a mortgage company